How2Spanish: Renting Accommodation in Spain: A Practical Guide for Expats & Digital Nomads

Finding accommodation in a new country always involves questions and nuances. In this guide, we will look at the key aspects that will help you confidently navigate the Spanish rental market and find a suitable place to live. From understanding the types of rentals to preparing the necessary documents – all the important information is gathered here to make your move as comfortable as possible.

Types of Rentals in Spain

In Spain, there are several main types of rentals, each designed for specific purposes and with its own characteristics. Understanding these differences will help you choose the most suitable option for your situation.

Short-term rental (alquiler turístico) is mainly intended for tourists and vacationers. Such apartments usually have a special license, which makes them legal for tourist use. However, they tend to be more expensive, especially in popular tourist areas such as Barcelona, Valencia or Madrid. Short-term rental can be a great option for the first few weeks or even months of your stay in Spain.

Medium-term rental (alquiler de temporada) is ideal if you plan to stay in Spain for several months, for example, for studies, seasonal work or a long business trip. As a rule, such apartments are already furnished, which is a big plus for those who come for a limited time and do not want to spend money on buying furniture. Landlords may request payment for several months in advance, which is common practice for this type of rental.

Long-term rental (alquiler de larga duración): If your plans include a long stay in Spain, this option will be the most cost-effective. A long-term rental contract is usually concluded for a minimum of one year. However, you should be prepared for the fact that confirmation of solvency will be required to conclude such an agreement.

Budget, Deposits and Guarantees

In addition to the monthly rent, you need to budget for several important expenses that arise when moving in.

A security deposit (la fianza) is standard practice in Spain. Usually, landlords ask for a deposit equal to one, and sometimes two, months' rent. It is important to know that this deposit must be deposited by the landlord with the relevant government agency, otherwise they may face sanctions. This is a guarantee of the return of funds upon departure, provided that the accommodation is left in good condition and without debts.

Additional Guarantees (garantías adicionales): In some cases, in addition to the main deposit, the landlord may request up to two additional monthly payments as an additional guarantee. This could be, for example, a bank guarantee (aval bancario) or an additional deposit.

Agency Commission (comisión de agencia): Since April 14, 2023, thanks to the new Housing Law (Ley de Vivienda), tenants no longer have to pay a real estate agency commission for intermediary services. All commission fees must now be covered by the landlord.

Utility Bills (gastos de suministros) are a separate but mandatory item of monthly expenses that must be considered in the budget.

Home Insurance (seguro de hogar): It is also worth including possible home insurance in the budget, which may be mandatory under the terms of the contract or simply recommended for safety and peace of mind.

Where to Look for Housing? Websites, Agencies, and Other Options

In the modern world, most Spaniards look for housing online, and for many, this will be the most convenient and efficient way to start the search. However, there are other options worth considering.

Popular Online Portals (portales inmobiliarios):

Here are the most popular and useful platforms that will be the main helpers in finding a home in Spain:

Idealista – is the undisputed leader, the most well-known and popular website for renting and buying/selling property in Spain. Here you can find listings (anuncios) both directly from owners and from agencies. Idealista has a convenient mobile application that will notify you about new properties and changes in your favorites, which is very convenient for quickly responding to new offers. There is even a function that allows you to draw your desired search area directly on the map, which is very convenient for targeted searching in a specific area.
Fotocasa – is the second most important real estate portal after Idealista. Like Idealista, Fotocasa has a convenient mobile application that significantly simplifies the search and allows you to stay informed about new offers. They have a unique "search by route" (Buscar por trayecto) function, which allows you to find housing based on the time it takes to get to a certain place, such as work or university.
Uniplaces: If you are a student or looking for a room for a few months, Uniplaces is a suitable option. This website specializes in student housing, offering rooms and apartments on a monthly basis.

Independent Search vs. Agency

Before starting your search, you may wonder: should you look for housing yourself or is it better to contact an agency? Let's consider the pros and cons of both approaches, especially considering the latest changes in legislation.

Independent search:

Pros: The main advantage used to be the potential savings on commissions, but now, thanks to the new law, this advantage is less relevant. Nevertheless, the possibility of direct contact with the owner (propietario) remains, which sometimes speeds up the process and allows you to agree on the details directly.

Cons: An independent search requires a lot of time and effort. If you don't know Spanish and can't be on-site, it can be a real challenge. You will have to independently verify the legal purity (legalidad del inmueble) of the apartment and all documents, which requires certain knowledge and skills. In addition, on popular sites, such as easypiso.com, ads are often in Spanish, and owners prefer calls to messages, as there are many applicants.

Searching through an agency:

Pros:

Time saving: The agency will take over all the routine work of selecting options that meet the requirements, which is especially valuable if you are busy or have not yet settled in the country.
Legal support: Professionals will help you understand the complexities of the Spanish lease agreement (contrato de alquiler), avoid hidden conditions, and check the legal purity of the property. This is especially important if you do not have a sufficient level of Spanish, as the agency can become a reliable translator and lawyer.
Access to exclusive offers: Some properties are not published on public platforms and are only available through agencies. This expands the choice and can lead to better options.
Assistance with documents: Agencies often help with proof of solvency and other nuances, which can be very important for foreigners who are just starting their lives in Spain.

Cons: Still, you cannot 100% guarantee the competence of every real estate agency, so we advise you to check the terms of the contract you are signing for discrepancies with what you previously discussed verbally. Also, don't hesitate to discuss changes to clauses that don't suit you - most often, homeowners will meet you halfway if you have arguments, even in monetary matters.

Necessary Documents

Preparing the necessary documents is one of the most important steps in finding housing in Spain. Without them, it simply won't be possible to conclude a long-term lease agreement.

NIE – The Main Document in Spain

Before starting an active search for long-term housing, you will need a NIE (Número de Identificación de Extranjero) – a foreigner's identification number. This is the main document in Spain, without which it will be very difficult to conclude a long-term lease agreement. It is mandatory for those who plan to live in the country for more than 3 months.

Property Documents

Although these are documents from the landlord, it's useful to request them for review. These may include:

Deed of Sale (Escritura de compra venta),
Information on the maximum occupancy of the property
Certificate of Habitability (la cédula de habitabilidad).

These documents confirm the legality of the property and the landlord's right to rent it out.

Registration (Empadronamiento)

Registration, or Empadronamiento, is mandatory registration of residence in the municipality (Ayuntamiento). This is a key step for integration into Spanish society, as Empadronamiento is necessary to access public services such as healthcare, children's education, and for processing many other official documents.

Utilities

In addition to the monthly rent, it's important to consider utility costs. Usually, the tenant contracts with service providers themselves, but sometimes payments may be included in the rent or paid through the landlord (especially in short-term or medium-term rentals).

Main types of utilities:

Electricity (Luz) - one of the most significant expenses. The cost depends on consumption and the chosen tariff. In Spain, there are various providers and tariffs, including tariffs with time-of-day differentiation (day/night). The average electricity bill for a 1-2 bedroom apartment can range from 40 to 80 euros per month, but it can increase significantly in summer (due to air conditioning) and winter (due to electric heating).
Water (Agua) - water costs are usually lower than electricity and depend on consumption. The average bill is 15-30 euros per month.
Gas (Gas) - if the apartment has gas heating or a water heater, there will be a separate gas bill. The average gas bill can vary from 20 to 60 euros per month, depending on usage (heating, hot water, stove).
Internet (Internet) - the cost of internet is usually fixed and depends on the chosen provider and speed. The average price for an internet package (often bundled with mobile service) is 30-50 euros per month.
Community fees (Gastos de comunidad), such as payments for the maintenance of common areas of the building (cleaning, elevator, pool, if any). In long-term rentals, these costs are usually paid by the owner, but it's always worth clarifying this in the contract.

Payment: Most utility bills in Spain are paid via direct debit (domiciliación bancaria) from your bank account. This is convenient as you don't need to remember payment deadlines.

Energy Saving Tips:

Choose an electricity tariff that suits your lifestyle (e.g., a night tariff if you consume more electricity in the evening).
Save water and electricity by turning off lights and appliances when not in use.
Use blinds (persianas) to keep cool in summer and warm in winter, reducing the need for air conditioning/heating.

Features of Spanish Apartments and Houses

Spanish properties have their own unique features that may differ from what you are used to. Understanding these features will help avoid misunderstandings and better assess the offered accommodation.

Primera Planta (1ª): This is the second floor, or our "first floor".

The numbering continues sequentially: Segunda Planta (2ª) – third floor, and so on. Be careful when viewing listings to avoid mistakes with floor numbers.

Room Names: Spanish real estate listings often indicate the number of bedrooms (habitaciones), not the total number of rooms. The living room (salón), kitchen (cocina), and bathrooms (baños) are usually implied and not included in the "room" count. For example, "apartment (piso) with 2 habitaciones" means two bedrooms, a living room, a kitchen, and a bathroom.

Types of Housing:

Apartment (Piso/Apartamento): A standard apartment in a multi-apartment building.
Studio (Estudio): A studio apartment where the bedroom and living room are combined in one space, while the kitchen and bathroom are usually separate.
Penthouse (Ático): An apartment on the top floor of a building, often with a large terrace and panoramic views.
Ground Floor Apartment (Bajo): Sometimes has its own small courtyard or patio.
Duplex (Dúplex): Located on two floors connected by an internal staircase.
Detached House (Chalet/Casa):
Townhouse (Adosado): A house attached to other houses on the sides, usually with its own small plot of land.
Semi-detached House (Pareado): Essentially two houses joined by one wall, but with separate entrances and plots.
Loft (Loft): A spacious living space, often converted from former industrial or commercial buildings, with an open plan and high ceilings.

Typical features of Spanish apartments:

Heating and Air Conditioning: Central heating is not as common as in northern countries. Many apartments use electric radiators, gas boilers, or air conditioners with heating/cooling functions.
Shutters (Persianas): Almost all windows have external shutters, which help regulate light, temperature, and provide additional security.
Interior Courtyards (Patios interiores/Corralas): Many older buildings have interior courtyards, onto which the windows of some rooms may open. This can affect natural light.
Balconies/Terraces: Depending on the region and type of housing, balconies and terraces can be very common and are an important part of the living space.

What to look for when viewing a property: a checklist for a tenant

Viewing a property is your chance to make sure the apartment meets your expectations and has no hidden problems. Use this checklist to make sure you don't miss anything.

General Condition and Layout:

Walls (paredes) and Ceilings (techos): Check for cracks, water stains, mold, and peeling paint.
Floors (suelos): Assess the condition of the flooring (tiles, parquet, laminate). Check for chips, bulges, and squeaks.
Windows (ventanas) and Doors (puertas):
- Check that windows and doors open and close easily.
- Note the condition of the frames and glass. Double glazing (doble cristal) is desirable for better sound and heat insulation.
- Check the operation of the blinds (persianas).
Noise Level (nivel de ruido): Assess the noise from the street (especially if the windows face a busy road, bar, or restaurant). Listen for noise from neighbors (vecinos).
Natural Light (luz natural): See how much natural light enters the rooms at different times of the day. Note the orientation of the windows.
Ventilation (ventilación): Ensure there is no stagnant air or musty smell in the rooms.

Kitchen and Bathrooms:

Plumbing (fontanería): Check the water pressure in the taps, the drainage in the sinks, shower, and toilet. Ensure there are no leaks.
Appliances (electrodomésticos): If appliances are included in the rental price (refrigerator, washing machine, oven, microwave), check their functionality. Clarify who is responsible for repairs in case of breakdown.
Cabinets (armarios) and Surfaces (superficies): Assess the condition of kitchen cabinets and work surfaces, as well as bathroom furniture.
Bathroom Ventilation (ventilación en el baño): Presence of an extractor fan or window to prevent dampness.

Electricity and Heating/Air Conditioning:

Sockets (enchufes) and Lighting (iluminación): Check the operation of several sockets and all light fixtures.
Heating (calefacción) / Air Conditioning (aire acondicionado): If there is a heating or air conditioning system, ask to have it turned on to ensure it is working. Specify the type of heating (gas, electric).

Storage spaces (espacios de almacenamiento):

Assess the availability and size of built-in wardrobes and storage rooms.

Infrastructure and surroundings:

Neighborhood (barrio): Take a walk around the neighborhood to assess its atmosphere, safety, proximity to shops, supermarkets, pharmacies, schools, and parks.
Transportation (transporte): Find out about the nearest public transport stops (bus, metro, train).
Neighbors (vecinos): If possible, try to find out about the neighbors (for example, through the concierge or other residents) to understand how quiet or noisy the environment is.

Documents and questions for the landlord/agent:

Clarify what is included in the rental price (utilities, internet, community fees).
Ask about the contract term and the conditions for its renewal/termination.
Find out the amount of the deposit and the conditions for its return.
Ask to see the certificate of habitability (cédula de habitabilidad), if it has not been provided before.

Be sure to take photos or videos of all rooms and any defects found before signing the contract to have evidence of the condition of the property upon entry. An inventory (inventario) of all the property in the apartment is also important.

Example dialogue when viewing the property

To better prepare for communication with the landlord or agent, here are some useful phrases and questions that may be helpful during the apartment viewing:

You: ¡Hola! Buenos días/tardes. Gracias por mostrarme el piso.
(Hello! Good morning/afternoon. Thank you for showing me the apartment.)

Owner: De nada. ¿Tiene alguna pregunta?
(You're welcome. Do you have any questions?)

You: Sí, tengo algunas. Primero, ¿cuál es el precio mensual exacto de la renta?
(Yes, I have a few. First, what is the exact monthly rent?)

Owner: El precio es de 950 euros per month.
(The price is 950 euros per month.)

You: Entendido. ¿Están incluidos los gastos de suministros en el price, como la luz y el agua?
(Understood. Are utilities included in the price, such as electricity and water?)

Owner: No, los gastos de suministros no están incluidos. Tendrá que ponerlos a su nombre. Los gastos de comunidad sí están incluidos.
(No, utilities are not included. You will have to put them in your name. Community fees are included.)

You: De acuerdo. Y ¿cuál es el importe de la fianza?
(Okay. And what is the amount of the deposit?)

Owner: La fianza es de un mes de alquiler, y se piden dos meses de garantías adicionales.
(The deposit is one month's rent, and two months of additional guarantees are required.)

You: Ya veo. ¿Cuál es la duración mínima del contrato?
(I see. What is the minimum contract duration?)

Owner: El contrato es de un año, prorrogable hasta cinco años.
(The contract is for one year, renewable up to five years.)

You: ¿El piso está amueblado?
(Is the apartment furnished?)

Owner: Sí, está completamente amueblado, e incluye todos los electrodomésticos principales.
(Yes, it is fully furnished and includes all major appliances.)

You: Y una última pregunta, ¿hay calefacción o aire acondicionado?
(And one last question, is there heating or air conditioning?)

Owner: Sí, tiene aire acondicionado con bomba de calor en el salón y en las habitaciones.
(Yes, there is air conditioning with a heat pump in the living room and bedrooms.)

You: Muchas gracias por la information.
(Thank you very much for the information.)

Conclusion

We hope this guide has provided you with comprehensive information for successfully finding and renting accommodation in Spain. From understanding the different types of rentals and financial obligations to navigating online portals and preparing the necessary documents, every aspect has been considered so that you can confidently move towards your goal.

Armed with this knowledge, you are ready to efficiently search for and secure a great deal. May your journey to a new home under the Spanish sun be easy and successful. ¡Buena suerte en tu búsqueda!